Distress Deal
Available when we last checked on 3 August 2026. The asking price shown is the one published when the listing was added on 27 August 2026, -24 days before that check, and it is not re-checked against the market automatically. Confirm availability and price with us before you act on it.
On this page
The numbers
| UNIT PRICE | AED 1,699,828 |
| Original price + DLD 4% | AED 1,767,821 |
| Selling price | AED 1,699,828 |
| Discount | AED 67,993 (3.9%) |
| Developer | Ellington |
| Sub-community | Dubai South |
| Property type | Apartment |
| Built-up area | 1,136 sq.ft |
| Price per sq.ft (BUA) | AED 1,496 |
| Floor | High |
| View | Community |
| Handover | September 2028 |
| Source listing | distressonly.deals/u/4q4QgT — listed 27 August 2026 |
Distress Deal
This two-bedroom apartment in Windsor House 2, Dubai South, is offered at AED 1,699,828. The source records an original price plus the 4% DLD fee of AED 1,767,821, so the asking figure sits AED 67,993, or 3.9%, below original price. The apartment measures 1,136 sq.ft of built-up area, giving an entry basis of AED 1,496 per sq.ft on that built-up area. It sits on a high floor with a community aspect and carries a balcony. Handover is stated as September 2028 and the developer is Ellington. The reduction here is small, so the proposition is the asset rather than the discount: a high-floor two-bedroom apartment from a developer with a defined design identity, at an entry basis under AED 1,500 per sq.ft on built-up area. The floor plan is available on request.
The Dubai South Residential District sits within the wider Dubai South masterplan on the southern edge of the city, built around Al Maktoum International Airport and the logistics and aviation economy that surrounds it. Expo City Dubai, the permanent district retained after the 2020 exposition, lies immediately north and is the terminus of the Expo metro extension, which gives this corridor a rail connection most outer districts do not have. Emirates Road and Sheikh Mohammed Bin Zayed Road both serve the district and carry traffic north-east towards Jebel Ali, Dubai Marina and the city. The district is still filling in, so the roads are quiet now and the streetscape will change materially across a holding period. A buyer here is taking a position on the airport relocation programme and the commercial build-out around it as much as on the building itself, and that should be a conscious decision rather than an assumption.
Dubai South is planned as a set of distinct districts, and the residential district is the one organised around parks, community retail, schools and sports facilities rather than logistics. Expo City to the north brings public parkland, exhibition and event space and a growing commercial base into easy reach, and the aviation and logistics districts supply much of the local employment, which underpins tenant demand from people who work within the masterplan. This apartment sits on a high floor with a community aspect, which in a district of this height profile means an open outlook rather than a facing building, and it carries its own balcony. For the building's full facility schedule and the floor plan, please contact us and we will send them across. Retail and schooling within the residential district are arriving progressively rather than all at once.
The 3.9% reduction is measured against the original price plus the 4% DLD registration fee, the basis the source publishes. It compares the asking figure with the first buyer's commitment rather than with current resale evidence, and we have not attached a valuation. At AED 1,496 per sq.ft on built-up area and an absolute ticket a little under AED 1.7m, this is one of the more accessible two-bedroom entries in the current catalogue. The discount itself is small in both percentage and cash terms, at AED 67,993, and a buyer should treat it as a modest saving on the original commitment rather than as the reason for the purchase. With handover in September 2028, the remaining developer instalments sit alongside the sum payable to the seller on transfer.
This suits a buyer who wants a high-floor two-bedroom apartment at an accessible ticket in a district with a rail connection and a long build-out ahead of it, and who can wait until 2028. The case rests on the entry basis and the high floor rather than on the reduction, which is the smallest in this group of listings. Dubai South is an emerging district, so a buyer is taking a view on the build-out of the masterplan and the airport economy around it as much as on the building. That is a timing preference, not a defect, but it should be a deliberate choice. Before an offer we will confirm the outstanding instalments, the transfer costs and the seller's position. For the floor plan and the payment schedule, please get in touch.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN WINDSOR HOUSE 2 behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
The date this listing was added to our records. The asking price below is the one published then, and was still -24 days old when we last checked this listing on 3 August 2026. It is not re-checked against the market automatically, so confirm it with us before relying on it.
As stated on this listing: the asking price measured against the original purchase price recorded for this unit. It is not a discount to current market value and not a valuation — a unit priced below what it originally sold for may still be at or above what comparable units achieve today. Check the registered comparables before treating the gap as equity. It is not used in any calculation below.
The asking price divided by the stated size. Compare it against registered sales in the same building before deciding whether the asking price is competitive.
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
This is the ROI and IRR denominator: the price plus every cost of getting the keys, not the price alone.
No rental evidence is held for this unit. The rent figure is yours to set — we have not assumed one. Until you enter a gross annual rent, the yield, ROI/ROE and IRR figures reflect capital movement and costs only.
Figures marked “—” need service charge, maintenance & management, vacancy allowance entered above — we do not compute them on an assumed zero.
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 1,803,518 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 1,664,132 | AED 1,664,132 |
| Years 1–5 | AED 0 | AED 1,664,132 | AED 1,664,132 |
| Less the year-0 outflow of AED 1,803,518 → total profit | −AED 139,386 | ||
Exit at year 5: illustrative sale price AED 1,699,828 less selling costs AED 35,696 = AED 1,664,132 net. The final column is the schedule the IRR is solved from. Rent is held flat in nominal terms — the rent-growth field is at 0% — as is the service charge, so no inflation is assumed on either side. This audit table is arithmetic, so every row must resolve to a number — but service charge, maintenance & management, vacancy allowance are not set above, and the figures here currently assume zero for them. Nothing on this table should be read as a result until you set them; the headline tiles above withhold theirs for exactly this reason.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 1.32M | — | — | — |
| −3% p.a. | AED 1.46M | — | — | — |
| 0% p.a.your figure | AED 1.70M | — | — | — |
| 3% p.a. | AED 1.97M | — | — | — |
| 5% p.a. | AED 2.17M | — | — | — |
Each row re-runs the whole model with only the exit growth rate changed, over the same 5-year hold. The 0% and negative rows are not a worst case — they are simply what the same purchase returns if prices do not rise. Dubai prices have fallen in the past and can fall again. The return columns are shown as “—” until a gross annual rent is set; the total profit column reflects capital movement, purchase and sale costs and the service charge only.
We’ll send this scenario — your assumptions and the figures they produce — to your inbox.
Set service charge, maintenance & management, vacancy allowance above and we can email you this scenario. Until then every headline figure reads “—”, because the model would otherwise be assuming zero for them — and we publish no figure for them.
An illustrative model, not a forecast, a valuation, an offer or investment advice. Every figure is generated from the assumptions on this page — some yours, the rest stated defaults, not promises. Rents, service charges, fees, vacancy, handover dates, financing terms and sale prices vary by unit and over time; past prices are not a guide to future prices. Returns are not guaranteed and capital is at risk.
Mortgage availability, loan-to-value, rate and term are subject to lender criteria and underwriting; nothing here indicates that finance will be offered. Figures exclude any tax payable in your country of residence — take independent financial, tax and legal advice before committing. Mitchell's Commercial Real Estate is a trading brand; the RERA-licensed broker is Stephen James Mitchell, BRN 68593.
WINDSOR HOUSE 2 — Dubai South
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